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Cost of building a house in Yaba, Lagos (2026)

Construction costs for Yaba using current material prices (cement ₦12,800/bag, iron rods ₦800,000/tonne) and local labour rates.

5-bedroom duplex + BQ, standard finish
₦107,879,937
280 m² · ₦385,285/m² · includes fence, gate & contingency
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Building costs in Yaba by house type

House typeBasicStandardLuxury
3-bedroom bungalow₦41.9M₦54.0M₦89.2M
4-bedroom bungalow + BQ₦64.4M₦78.4M₦125.5M
4-bedroom duplex + BQ₦80.8M₦98.5M₦153.9M
5-bedroom duplex + BQ₦88.0M₦107.9M₦168.7M
6-bedroom duplex + BQ₦95.0M₦117.1M₦183.4M
block of 6 two-bedroom flats₦139.9M₦196.8M₦357.7M

Where the money goes (5-bedroom duplex + BQ)

ElementShareCost
Foundation7.6%₦8,247,237
Structure22.7%₦24,447,549
Finishes25.8%₦27,873,541
Services11.6%₦12,547,260
External Works21.2%₦22,884,322
Prelims & Contingency11.0%₦11,880,028
Total100%₦107,879,937

Property market in Yaba

New-build sale price₦1,075,000 / m²
Gross rental yield4.5%
Typical capital growth13% / year
DemandVery high
Average time to sell4 months
Typical land price₦417,000 / m² (≈ ₦270.2M per plot)
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Frequently asked questions

How much does it cost to build a 5-bedroom duplex in Yaba?

About ₦107.9M for a standard-finish 5-bedroom duplex with BQ (280 m²), including fence, gate and contingency.

How much does a 3-bedroom bungalow cost to build in Yaba?

About ₦54.0M with standard finishing.

What is the building cost per square metre in Yaba?

Around ₦385,285 per m² for a standard 5-bedroom duplex.

What do new houses sell for in Yaba?

About ₦1,075,000 per m², with gross rental yields around 4.5%.

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Read more: cost of building a house in Lagos · 5-bedroom duplex costs across Nigeria

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